13801 BEE CAVE PKWY TX 78738
| Owner | JPD BACKYARD FINANCE |
|---|---|
| Parcel ID | 0121680109 |
| Short ID | 839512 |
| Type | Real |
| Use Code | C1 Vacant Lot |
| Valuation | Cost |
| Improvement SF | — |
| Land SF | 765,480 SF |
| Acres | 17.573 |
| Year Built | — |
| Legal | 17.573A OF LOT 1 BLK A PLANET EARTH MUSIC |
| Neighborhood | 1SW2 |
| Land | $3,827,399 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $3,827,399 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $3,827,399 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,827,399 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $3,827,399 |
| Taxable Value | $3,827,399 |
|---|
Appreciation: Market value has risen +33.3% from $2,870,546 (2021) to $3,827,399 (2025), a CAGR of 7.5% over 4 years. This represents moderate, steady growth. Most of this growth came in a single year (2021→2025), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend. Over the same span, the median Land/Vacant parcel countywide rose +487.2%, so this parcel has lagged the broader land/vacant market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 1.6440% in 2025 (+0.0184% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $62,921. P10G is the largest single contributor, at 90.6% of the total 2025 levy.
Asset Class: Land / Vacant. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 100% of market value ($3,827,399 land vs $0 improvements), about $5/SF of land. With value concentrated in the land, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $3,827,399, this parcel sits in the top quartile (≥75th percentile) of Land/Vacant property in Travis County — county median $85,028 (P25 $24,862 / P75 $363,420, n=35,611). Land/Vacant here is the broad TCAD category — every land/vacant property countywide, any size or use — not a use-code-specific peer group. See the Peer Set and the Where This Property Stands benchmark below, which narrows to this property's actual use code, for parcel-level comparables.
Forward Outlook: Holding the +7.5% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $5,483,752 by 2030, with an estimated annual tax burden around $78,134. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
No delinquent taxes on record.
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Entity | 2021 Rate | 2022 Rate | 2023 Rate | 2024 Rate | 2025 Rate | YoY (2024→25) | Amt Due | Amt Paid | Balance |
|---|---|---|---|---|---|---|---|---|---|
| P10G | — | — | — | — | — | — | $605,781.47 | $605,781.47 | Paid |
| ILT Lake Travis ISD | 1.2301% | 1.2121% | 1.0741% | 1.0656% | 1.0397% | -0.0259% | $39,793.47 | $39,793.47 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $14,385.09 | $14,385.09 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $4,517.21 | $4,517.21 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $3,459.93 | $3,459.93 | Paid |
| VBC City of Bee Cave | 0.0200% | 0.0200% | 0.0200% | 0.0200% | 0.0200% | +0.0000% | $765.48 | $765.48 | Paid |
| Combined Rate | 1.8193% | 1.7357% | 1.5825% | 1.6256% | 1.6440% | +0.0184% | $668,702.65 | $668,702.65 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $3,827,399 | $3,827,399 | +0.0% |
| Assessed Value | $3,827,399 | $3,827,399 | +0.0% |
| Land Value | $3,827,399 | $3,827,399 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $3,827,399 | $3,827,399 | +0.0% |
| Total Tax 2026 = estimate |
~$62,921
Estimated
|
~$668,703
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $3,827,399 | $3,827,399 | +0 (+0.0%) |
| Taxable Value | $3,827,399 | $3,827,399 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $3,827,399 | $3,827,399 | — | — | $3,827,399 | $3,827,399 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,827,399 | $3,827,399 | — | — | $3,827,399 | $3,827,399 | ~$668,703 | Partial |
| 2024 | $— | — | — | — | $3,827,399 | $— | $661,401 | Verified |
| 2023 | $— | — | — | — | $2,870,546 | $— | $649,768 | Verified |
| 2022 | $— | — | — | — | $2,870,546 | $— | $100,808 | Verified |
| 2021 | $2,870,546 | — | — | — | $2,870,546 | $— | $52,223 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +0.0% | ~100% | Not available | Partial |
| 2025 | +0.0% | +11.1% | ~100% | Not available | Partial |
| 2024 | +33.3% | +20.0% | 90.0% | 17.2800% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 22.6400% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 3.5100% | Verified |
| 2021 | base year | — | ~100% | 1.8200% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +33.3% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +16.6% | +7.5% | +33.3% | 2025 | +0.0% | 2026 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2021 | 100.0% | 2021 |
| Effective Tax Rate (2025) | 17.4700% | 17.4700% | — | 17.4700% | 2025 | 17.4700% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$668,703 | $360,463 | ~$71,901 | $668,703 | 2025 | $52,223 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$4,112,809 | ~$4,112,809 | ~1.6001% | ~$65,811 | +7.5% |
| 2027 | ~$4,419,502 | ~$4,419,502 | ~1.5563% | ~$68,781 | +15.5% |
| 2028 | ~$4,749,066 | ~$4,749,066 | ~1.5125% | ~$71,829 | +24.1% |
| 2029 | ~$5,103,204 | ~$5,103,204 | ~1.4687% | ~$74,948 | +33.3% |
| 2030 | ~$5,483,752 | ~$5,483,752 | ~1.4248% | ~$78,134 | +43.3% |
| 2026 | ~$4,036,261 | ~$4,036,261 | ~1.6440% | ~$66,355 | +5.5% |
| 2027 | ~$4,256,521 | ~$4,256,521 | ~1.6440% | ~$69,976 | +11.2% |
| 2028 | ~$4,488,800 | ~$4,488,800 | ~1.6440% | ~$73,794 | +17.3% |
| 2029 | ~$4,733,755 | ~$4,733,755 | ~1.6440% | ~$77,821 | +23.7% |
| 2030 | ~$4,992,077 | ~$4,992,077 | ~1.6440% | ~$82,068 | +30.4% |
| 2026 | ~$4,189,357 | ~$4,189,357 | ~1.5782% | ~$66,117 | +9.5% |
| 2027 | ~$4,585,546 | ~$4,585,546 | ~1.5125% | ~$69,356 | +19.8% |
| 2028 | ~$5,019,202 | ~$5,019,202 | ~1.4467% | ~$72,615 | +31.1% |
| 2029 | ~$5,493,869 | ~$5,493,869 | ~1.3810% | ~$75,870 | +43.5% |
| 2030 | ~$6,013,425 | ~$6,013,425 | ~1.3153% | ~$79,092 | +57.1% |
In 2025, this property's market value of $3,827,399 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 45× the county median of $85,028. Land/Vacant here is the broad TCAD category — every land/vacant property countywide, any size or use — not a use-code-specific peer group. Use the Use Code filter above to narrow to this property's actual type.
| Year | This Property | Bottom 25% | Median | Top 25% | Position | Group YoY |
|---|---|---|---|---|---|---|
| 2025 | $3,827,399 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | — | $23,000 | $66,000 | $330,000 | — | +0.0% |
| 2023 | — | $25,000 | $71,500 | $271,439 | — | +0.0% |
| 2022 | — | $15,000 | $55,000 | $180,463 | — | +100.0% |
| 2021 | $2,870,546 | $6,000 | $14,480 | $80,000 | ↑ Top 25% | base yr |
Estimate only. The appraisal district sets value as of Jan 1 (not at sale price). A sale is strong evidence of market value and is typically reflected in the next Jan 1 valuation. Taxing units set rates annually. Modeled from government data — not a legal or tax opinion.